Woodbrook House, Kilmurray, Clane, KildareW91T9C5
€1,200,000
6 Bed~4 Bath~406 m²~BER D
What you'll like:
- Generous floor area: Spanning over 406 square metres with more than 5000 square feet of living space, this substantial residence offers exceptional room for large families and extensive entertaining.
- Period architectural character: Originally built in the mid nineteenth century, the house beautifully blends historical elegance with modern living through features like original fireplaces and exposed stone walls.
- Extensive private grounds: Situated on approximately three acres of beautifully landscaped mature grounds, the property delivers a serene country lifestyle with immense privacy and security behind electric gates.
- Adjacency to forest park: Located right across the road from the renowned Donadea Forest Park, residents enjoy immediate access to scenic woodland trails and endless outdoor recreational opportunities.
- Income potential mews: The separate detached mews provides versatile extra space that could offer rental income potential or independent living quarters, subject to any necessary regulatory requirements.
- Comprehensive equestrian facilities: Includes a massive 600 square metre sand arena, three loose boxes, two paddocks, a tack room, and a hay shed, making it an absolute paradise for horse enthusiasts.
- Luxurious wellness amenities: The grounds and interior feature an outdoor hot tub, sauna, gym facilities, and a dedicated games room complete with a mahogany bar and pool table.
- Bright open plan kitchen: The spacious kitchen, dining, and family room features granite worktops, a Rangemaster cooker, and a cozy wood burning stove while overlooking the south facing garden.
- Flexible accommodation layout: With six well appointed bedrooms including two on the ground floor with ensuite bathrooms, the home easily adapts to multi generational living or home working needs.
- Character formal dining: A converted outbuilding now serves as a magnificent formal dining room featuring vaulted ceilings, exposed stone walls, and a striking feature fireplace for memorable gatherings.
- Ample parking provisions: The expansive sweeping gravel driveway and dedicated parking courtyard easily accommodate numerous vehicles, ensuring convenience for large families and visiting guests.
- South facing rear garden: The substantial mature rear garden benefits from a sunny orientation, large open lawns, raised beds, and a cobble lock patio ideal for outdoor dining.
- Convenient regional access: Nearby towns like Clane, Prosperous, Kilcock, and Maynooth provide an excellent selection of shops, schools, and transport links to keep daily needs fully catered for.
- Dual living areas: Offers both formal entertainment rooms and casual family spaces, allowing different household members to relax simultaneously without feeling crowded indoors.
- Dedicated home office: Includes a separate office and study space that provides a quiet, distraction free environment for those requiring remote work capabilities.
- Substantial storage capacity: Along with the main residence, the inclusion of a garage, hay shed, and storage areas ensures ample room for equipment, vehicles, and country living gear.
- Thoughtful historical upgrades: The property has been thoughtfully extended and renovated in both 1994 and 2002 to integrate modern contemporary conveniences while preserving its unique character.
- Secure gated entrance: Large solid wood electric gates enhance privacy and security, creating a safe enclosed perimeter for children and pets to enjoy the expansive grounds.
- Outdoor entertainment ready: The combination of the sheltered courtyard, extensive patio, and mahogany bar games room makes this estate exceptionally well suited for hosting large social events.
- Stable asking price: The recorded asking price history shows no price reductions since tracking began, which may indicate steady vendor confidence or firm initial market positioning.
But keep in mind:
- Poor energy rating: The property holds a disappointing D BER rating, meaning a buyer should budget for significant insulation and heating upgrades to improve energy efficiency.
- High maintenance grounds: Maintaining three acres of mature landscaped gardens, paddocks, and a massive sand arena will require considerable ongoing time, effort, and professional landscaping expense.
- Equestrian upkeep costs: Owning extensive equestrian facilities like loose boxes and a large sand arena entails ongoing maintenance obligations and potential commercial rates if run as a business.
- Regulatory verification needed: Buyers must independently verify that the detached mews complies with all necessary planning and regulatory requirements for any intended residential or rental use.
- Historic building implications: Properties originating from the mid nineteenth century can hide structural quirks, damp issues, or hidden maintenance liabilities that require a thorough specialist structural survey.
- Rural isolation considerations: While country living offers immense peace and privacy, reliance on car travel for schools, shopping, and services is absolute given the rural Kildare setting.
- Potential retrofit expenses: Upgrading a large 406 square metre older home to modern environmental standards could prove costly, particularly given its lower D energy rating classification.
- Septic tank due diligence: Buyers should thoroughly inspect the private wastewater treatment or septic tank system to ensure it meets current environmental standards and operational efficiency.
- Heating system evaluation: Given the extensive footprint of over 5000 square feet, a prospective purchaser must verify the capacity and efficiency of the central heating system.
- Roof and timber checks: The older sections of this period residence necessitate rigorous inspection of roof timbers, slates, and flashing to guard against undetected water ingress or rot.
- Plumbing and electrical audit: Renovations carried out in 1994 and 2002 mean portions of the electrical and plumbing infrastructure could be aging and due for a comprehensive upgrade.
- Mews compliance confirmation: The listing mentions potential income for the mews subject to regulatory requirements, so buyers should not assume short term letting is currently authorized.
- Surface water drainage: Large paved courtyards and extensive roofs require robust surface water management to prevent localized flooding or pooling during heavy Kildare rainfall.
- Boundary fence inspections: Maintaining boundaries across a three acre country estate requires verifying all fencing, hedges, and gates to prevent disputes with neighboring landowners.
- High heating expenditure: Heating a sprawling six bedroom period home with vaulted ceilings and large open areas may result in substantial monthly utility and fuel bills.
- Insurance cost variations: Insuring a non standard period home with thatched or older architectural features, combined with outbuildings and leisure facilities, can attract higher premiums.
- Access road limitations: Local rural roads surrounding Kilmurray and Donadea can be narrow, requiring careful navigation for large vehicles, horse boxes, or delivery trucks.
- Storage dampness risks: Outbuildings such as the hay shed and tack room should be checked for dampness and ventilation to ensure stored equipment and feed remain protected.
- Future proofing costs: Integrating modern smart home technology or renewable energy systems into an extended 19th-century structure may present complex technical installation challenges.
- Limited price negotiation data: With asking prices remaining completely static during the observed tracking period, buyers should carefully assess local market demand before formulating an offer strategy.
Price positioning
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- The asking price for this expansive country residence appears reasonably balanced relative to its substantial floor area and features, although the D energy rating introduces potential future retrofit costs for a buyer.
- Valuation signals show a unique combination of a mid-nineteenth-century period home with over five thousand square feet of living space, extensive equestrian facilities, a detached mews, and three acres of landscaped grounds.
- Market support for this high price point relies heavily on demand for rural lifestyle properties with equestrian setups, whereas under-valuation signals could stem from the energy rating and specialized maintenance requirements.
- Considering the scale of the accommodation, modern leisure amenities like an outdoor hot tub and sauna, and income potential from the detached mews, the asking price aligns closely with broader regional country home values.
Build Analysis
What we know from similar construction types
- Originally built in the mid-19th century, the property is a period residence that has undergone extensions, upgrades, and renovations in 1994 and 2002, blending original architectural features with modern living spaces.
- The expansive floor area of approximately 406 square metres includes a main house with six bedrooms and four bathrooms, alongside a separate 1,000 square foot detached mews building.
- Extensive outbuildings and additional facilities include a 600 square metre sand arena, equestrian loose boxes, a tack room, hay shed, and a games room with integrated leisure amenities such as a sauna and hot tub.
- A buyer should investigate the compliance and planning status of the historical extensions, the converted outbuildings (such as the formal dining room), and the detached mews regarding any rental income potential or independent living uses.
- Given the mid-19th-century origins and multiple phases of past renovation, a thorough structural and damp survey is recommended to assess the integrity of older walls, roof structures, and the integration points with newer extensions.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that the building energy performance is below modern standards and would benefit from a deep retrofit to improve efficiency and reduce heating costs.
- A comprehensive deep retrofit for a large property of approximately 406 square metres—encompassing external wall insulation or upgrading existing cavity/stone insulation, replacing older windows and external doors, upgrading the heating system to a heat pump or modern high-efficiency boiler, and installing solar photovoltaic panels—is estimated to cost between 70,000 and 110,000 euros.
- Exact costs will depend heavily on the specific construction types of the original mid-19th century structure versus the 1994 and 2002 extensions, as period buildings often require specialized breathable insulation materials to prevent moisture issues.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 4,000 euro to 5,500 euro.
- Explanation: Given the D energy rating and the very large floor area of over 406 square metres across the main residence and detached mews, energy consumption for heating will be substantial and should be verified by the buyer.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated in the inland countryside of County Kildare, away from major coastal flood risks.
- Official mapping data shows no designated flood risk zones immediately adjacent to this location.
- Its setting adjacent to Donadea Forest Park suggests a generally rural topography, though local surface water pooling can still occur during prolonged heavy rainfall.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Clane area
110 ALEXANDRA WALK, CLANE, CO KILDARE
- Sale date
- Declared sale price
- €415,000.00
36 AUGHAMORE, CLANE, COUNTY KILDARE
- Sale date
- Declared sale price
- €350,000.00
7 OATFIELD PARK, CLANE, KILDARE
- Sale date
- Declared sale price
- €420,000.00
73 HILLVIEW HEIGHTS, CLANE, KILDARE
- Sale date
- Declared sale price
- €460,000.00
21 THE AVENUE, COLLEGEWOOD PARK, CLANE
- Sale date
- Declared sale price
- €445,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €14,000 — 1% of €1,000,000 + 2% of €200,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 2,000 euro to 4,500 euro depending on the firm and conveyancing complexity.
- Land registration fees: roughly 600 euro to 800 euro for property registration and related registry outlays.
- Property valuation fees: about 150 euro to 300 euro for a standard mortgage or market valuation.
- Surveyor fees: approximately 1,500 euro to 3,000 euro given the large floor area and extensive grounds of over 5,000 square feet.
- Annual home insurance: roughly 1,200 euro to 2,500 euro depending on the level of cover required for a large period residence and outbuildings.
Forum Talk
What people are saying about this area
- Locals and frequent visitors to the Kilmurray and Clane areas frequently highlight the immense lifestyle value of living directly adjacent to Donadea Forest Park for weekend walks and outdoor activities.
- Community discussions around rural properties in Kildare often note strong ongoing demand for country homes offering a balance of peaceful seclusion alongside convenient access to nearby towns like Maynooth and Kilcock.
- Discussions regarding equestrian properties in the region suggest a steady niche interest from buyers seeking private facilities such as sand arenas and stables.
- Residents in the broader Clane and Prosperous districts frequently share updates on local infrastructure improvements, school places, and community events via neighborhood forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers extensive secure grounds, mature lawns, and six bedrooms, making it an excellent environment for young children, though buyers should verify safety around the equestrian facilities.
- Teenagers9/10
With a spacious games room, separate detached mews, and ample room for independence, teenagers will find plenty of space for activities and socializing.
- Multi-generational Living9/10
The presence of a detached mews alongside the six-bedroom main residence provides exceptional potential for accommodating extended family members independently.
- Single Buyers3/10
At over 5,000 square feet with extensive grounds and a high asking price, this property is far too large and maintenance-heavy for a single buyer.
- Couples6/10
While couples who enjoy entertaining and rural space will love the features, the sheer scale of the property might exceed the needs of a couple without children.
- Empty Nesters5/10
The property offers luxury and tranquility, but the immense size and ongoing maintenance of the house, grounds, and equestrian facilities may be burdensome for empty nesters.
- Retirees5/10
Single-level ground floor bedrooms offer good potential for aging in place, but the large estate requires significant upkeep which retirees might find challenging.
Work
3 areas- Remote Working9/10
Dedicated office and study spaces, plus a separate detached mews, provide exceptional flexibility and quiet environments for remote working.
- Hybrid Commuting7/10
Reasonable access to nearby towns like Maynooth and Kilcock aids commuting, though the rural Kildare location means travel times to Dublin must be factored in.
- Retired5/10
Suits retirees looking for a peaceful country home, provided they are prepared to manage the upkeep of a large estate and extensive facilities.
Practical
8 areas- Ageing in Place7/10
Ground-floor master and guest bedrooms with ensuites facilitate single-level living, though the expansive grounds and multi-building layout present physical maintenance challenges for aging occupants.
- Low Maintenance2/10
With over 5,000 square feet of living space, 3 acres of mature grounds, a detached mews, and equestrian facilities, maintenance demands are very high.
- Secure Gated Entry10/10
The property is accessed through large solid wood electric gates, ensuring a high degree of privacy and security.
- Minimalist Design3/10
This is a period residence featuring traditional architectural elements, historic outbuilding conversions, and classic character rather than minimalist aesthetics.
- Flexible Floor Plans9/10
The combination of the main six-bedroom house, various reception rooms, and a separate detached mews offers extraordinary layout flexibility.
- Heritage Home9/10
Originally built in the mid-19th century, the property retains significant period charm and character combined with modern extensions.
- Ecological Setup4/10
With a D BER rating, the property has room for energy efficiency improvements, though its mature trees and rural setting offer natural environmental benefits.
- Outdoor areas10/10
Features exceptional outdoor assets including a large south-facing landscaped garden with a cobble-lock patio, hot tub, paddocks, and a 600 sqm sand arena.
Interests
9 areas- Gardening9/10
Featuring c. 3 acres of beautifully landscaped mature grounds with raised beds and mature trees, this property is a dream for gardening enthusiasts.
- Walking10/10
Being directly adjacent to Donadea Forest Park provides immediate access to extensive scenic woodland trails right across the road.
- Gym8/10
The property includes a dedicated home gym setup, complemented by an outdoor hot tub and sauna for wellness routines.
- Cycling8/10
The surrounding tranquil country roads and proximity to forest park trails offer fantastic opportunities for cycling.
- Golf6/10
While there is no golf course on-site, the Kildare region is renowned for housing several high-quality golf clubs within a reasonable driving distance.
- Fishing5/10
Rural Kildare offers local angling opportunities in nearby rivers and canals, though buyers should verify the exact distances to specific fisheries.
- Horse Riding10/10
Exceptional on-site equestrian facilities include a 600 square metre sand arena, three loose boxes, paddocks, a tack room, and a hay shed.
- Water Sports3/10
Inland County Kildare lacks major water sports hubs, requiring significant travel to reach lakes or the coast for these activities.
- Entertaining10/10
Outstanding entertaining spaces include a formal converted outbuilding dining room, a games room with a mahogany bar, and a large south-facing patio with a hot tub.
Lifestyle
5 areas- Quiet Living9/10
Situated in tranquil countryside adjacent to Donadea Forest Park with private, secure gated grounds, this home delivers an exceptionally peaceful lifestyle.
- Rural Living10/10
Set on three acres with mature grounds, paddocks, and dedicated equestrian facilities, this is a quintessential rural retreat.
- Village Living6/10
While the immediate setting is rural, nearby villages like Clane and Prosperous offer local amenities, though a short drive is required to reach them.
- Coastal Living1/10
The property is located inland in County Kildare and has no proximity to the coast.
- Urban Living2/10
This is a rural countryside estate far removed from urban centers and city amenities.
Social
6 areas- Community Involvement6/10
Proximity to nearby communities in Clane and Prosperous offers opportunities to engage in local clubs, sports, and community groups.
- Café Culture5/10
While local villages offer a selection of cafes and pubs, vibrant café culture is more accessible by driving into nearby larger towns.
- Nightlife3/10
The rural location offers a quiet country lifestyle with virtually no local nightlife, requiring trips into larger towns or Dublin for evening entertainment.
- Health/Wellness groups7/10
The home itself supports a wellness lifestyle with an on-site gym, sauna, and hot tub, while local towns offer broader health classes.
- Networking Opportunities3/10
This rural residential setting is isolated from formal business networking hubs and corporate community spaces.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and tech infrastructure, as high-speed fiber availability can vary in rural Kildare locations.
Listing information
- Agent
- LWK Premium Collection
- Phone
- +353 153 10 777
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-93BD63HouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.